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TABLE OF CONTENTS San Marcos, Texas ARTICLE 1. GENERAL TO ALL PLANS ..... .............................01 1.1. AUTHORITY ............................. .............................01 6.2. CONTEXTUAL HEIGHT STEP DOWN REQUIRE - 1.2. APPLICABILITY ........................ .............................01 1.3. INTENT .................................... .............................01 3.4. TRANSECT ZONES ................. .............................13 1.4. PROCESS ............................... .............................03 65 1.5. WARRANTS AND VARIANCES ............................04 3.7. THOROUGHFARE STANDARDS .........................15 1.6. INCENTIVES ............................ .............................04 5.6. TABLE 1.1. TRANSECT ZONE DESCRIPTIONS ....................05 TABLE 3.1. COMMUNITY UNITS ................ .............................18 TABLE 1.2. SUMMARY TABLE - DOWNTOWN .......................06 5.8. TABLE 1.3. SUMMARY TABLE - NEW DEVELOPMENT ......... 07 ARTICLE 2. REGIONAL PLANS .................. .............................08 TABLE 3.5. PUBLIC PLANTING .................. .............................36 2.1. INSTRUCTIONS ....................... .............................08 2.2. SEQUENCE OF DIVISION ASSIGNMENT ..........08 2.3. (0 -1) PRESERVED OPEN DIVISION ..................09 2.4. (0 -2) RESERVED OPEN DIVISION ...................... 09 2.5. (G -1) RESTRICTED GROWTH DIVISION ............09 2.6. (G -2) RESERVED ..................... .............................10 2.7. (G -3) INTENDED GROWTH DIVISION .................10 2.8. (G-4) INFILL GROWTH DIVISION .........................10 2.9. (SD) SPECIAL DISTRICTS ...... .............................10 TABLE 2.1. SECTOR /COMMUNITY ALLOCATION ..................11 ARTICLE 3. NEW COMMUNITY PLANS ..... .............................12 6.1. INSTRUCTIONS ....................... .............................59 3.1. INSTRUCTIONS ....................... .............................12 6.2. CONTEXTUAL HEIGHT STEP DOWN REQUIRE - 3.2. SEQUENCE OF COMMUNITY DESIGN ............12 59 3.3. COMMUNITY UNIT TYPES ...... .............................12 3.4. TRANSECT ZONES ................. .............................13 SPECIAL REQUIREMENTS .... .............................41 3.5. CIVIC ZONES ........................... .............................13 65 3.6. SPECIAL DISTRICTS ............... .............................14 3.7. THOROUGHFARE STANDARDS .........................15 SPECIFIC TO T1 NATURAL ZONE .....................42 3.8. DENSITY CALCULATIONS ..... .............................16 5.6. 3.9. SPECIAL REQUIREMENTS ..... .............................17 60 TABLE 3.1. COMMUNITY UNITS ................ .............................18 BUILDING CONFIGURATION .. .............................42 TABLE 3.2. PUBLIC FRONTAGES - SPECIFIC .......................19 5.8. TABLE 3.3. THOROUGHFARE ASSEMBLIES .........................20 TABLE 3.4. CIVIC SPACE ............................ .............................34 PARKING AND DENSITY CALCULATIONS .......44 TABLE 3.5. PUBLIC PLANTING .................. .............................36 66 TABLE 3.6. PUBLIC LIGHTING ................... .............................37 TABLE 3.7. SPECIAL DISTRICT STANDARDS ........................38 68 5.11. LANDSCAPE STANDARDS ..... .............................46 6.1. INSTRUCTIONS ....................... .............................59 TABLE 5.1. BUILDING DISPOSITION ......... .............................47 6.2. CONTEXTUAL HEIGHT STEP DOWN REQUIRE - TABLE 5.2. BUILDING CONFIGURATION .. .............................48 59 TABLE 5.3. PRIVATE FRONTAGE .............. .............................49 TABLE 5.4. BUILDING FUNCTION ............. .............................50 SPECIAL REQUIREMENTS .... .............................41 TABLE 5.5. PARKING CALCULATIONS ...... .............................51 65 TABLE 5.6. PARKING OCCUPANCY RATES ...........................51 TABLE 5.7. SPECIFIC FUNCTION & USE .. .............................52 SPECIFIC TO T1 NATURAL ZONE .....................42 TABLE 5.8. FBC GRAPHICS: DOWNTOWN - T3 ....................53 5.6. TABLE 5.9. FBC GRAPHICS: DOWNTOWN - T4 ....................54 60 TABLE 5.10. FBC GRAPHICS: DOWNTOWN - T5 ....................55 BUILDING CONFIGURATION .. .............................42 TABLE 5.11. FBC GRAPHICS: NEW DEVELOPMENT - T3 ......56 5.8. TABLE 5.12. FBC GRAPHICS: NEW DEVELOPMENT - T4 ......57 TABLE 5.13. FBC GRAPHICS: NEW DEVELOPMENT - T5 ......58 PARKING AND DENSITY CALCULATIONS .......44 ARTICLE 6. DOWNTOWN DESIGN STANDARDS ..................59 6.1. INSTRUCTIONS ....................... .............................59 7.1. INSTRUCTIONS ....................... .............................69 6.2. CONTEXTUAL HEIGHT STEP DOWN REQUIRE - MENTS.................................................................. 59 6.3. EXPRESSION REQUIREMENTS .........................60 6.4. UPPER FLOOR WINDOW DESIGN REQUIRE- SPECIAL REQUIREMENTS .... .............................41 MENTS................................... ............................... 65 6.5. VARIED UPPER FLOOR MASSING REQUIRE- MENT...................................... .............................68 SPECIFIC TO T1 NATURAL ZONE .....................42 TABLE 6.1. CONTEXTUAL HEIGHT STEP DOWN ..................59 5.6. TABLE 6.2. EXPRESSION REQUIREMENT CONDITIONS ..... 60 TABLE 6.3. EXPRESSION REQUIREMENTS ..........................61 BUILDING CONFIGURATION .. .............................42 TABLE 6.4. EXPRESSION TOOLS .............. .............................62 5.8. TABLE 6.5. UPPER FLOOR WINDOW DESIGN REQUIREMENTS ..................... .............................65 PARKING AND DENSITY CALCULATIONS .......44 TABLE 6.6. UPPER FLOOR WINDOW DESIGN TOOLS......... 66 TABLE 6.7. VARIED UPPER FLOOR MASSING ALTERNATIVES ...................... ............................... 68 ARTICLE 7. SIGN STANDARDS .................. .............................69 7.1. INSTRUCTIONS ....................... .............................69 INSTRUCTIONS ....................... .............................40 7.2. IN GENERAL ............................ .............................69 5.2. 7.3. BASIC SIGN TYPES ................ .............................71 7.4. SPECIAL SIGN TYPES ............ .............................73 SPECIAL REQUIREMENTS .... .............................41 TABLE 7.1. SIGN TYPES ............................ .............................74 5.4. ARTICLE 4. RESERVED .............................. .............................39 ARTICLE 8. DEFINITIONS OF TERMS ....... .............................75 TABLE 8.1. DEFINITIONS ILLUSTRATED .. .............................86 ARTICLE 5. LOT AND BUILDING REGULATIONS ..................40 5.1. INSTRUCTIONS ....................... .............................40 5.2. PRE - EXISTING CONDITIONS . .............................40 5.3. SPECIAL REQUIREMENTS .... .............................41 5.4. CIVIC ZONES ( CZ) ................... .............................41 5.5. SPECIFIC TO T1 NATURAL ZONE .....................42 5.6. BUILDING DISPOSITION ......... .............................42 5.7. BUILDING CONFIGURATION .. .............................42 5.8. BUILDING FUNCTION ............ .............................44 5.9. PARKING AND DENSITY CALCULATIONS .......44 5.10. PARKING LOCATION STANDARDS ...................45 SNARYCODE VERSION 10 sciii